The story of this market
The typical home in Bedford County, Virginia sells for about $405,000, or $211 per square foot.
Prices are up +7% from a year ago, so sellers still have some momentum. Homes take about 54 days to sell. Over the long run, values in this county have grown 142% since 2000. Last year 12 of 20 neighborhoods saw prices rise, so the story isn't the same street to street. HUD's fair market rent for a two-bedroom is $1,117 a month.
HUD sets the fair market rent for a 2-bedroom at $1,117 a month. FEMA's National Risk Index rates overall hazard risk here as Very Low.
Price climate
Every year of price change, 2000–2025
+1.8%
2025
Each stripe is one year's median price change across the area's census tracts (FHFA repeat-sales index). Deep blue is a strong gain year, red a falling year. Best: 2022 (+14.2%). Worst: 2010 (-3.5%). Hover to read a year.
Monthly price momentum
Home values since 2015
+2.6%
VA · past 12 months
Freddie Mac House Price Index, single-family homes, monthly through 2026-08. Each line starts at 100 in January 2015, so a reading of 180 means prices are up 80% since then.
Rent benchmark
Fair market rent by size
$1,547
3-bed / month
HUD Fair Market Rents, fiscal 2027, for this county. A typical rent for a modest unit, used to set housing-voucher payments.
Neighborhood price trend
Long-run price trend, 2000–2025
+1.8%
2025 change
FHFA repeat-sales index, median of 20 census tracts in this county (2000 = 100). Bars are each year's median change.
Natural hazard exposure
The area's risk shape
20
Very Low
FEMA National Risk Index. Each spoke is a hazard ranked nationally, where 100 is the most exposed. Expected annual loss: $17,637,859.
Mortgage activity
Home lending in this county
78.8%
2018 approval rate
| Year | Applications | Loans made | Approval | Investor share | Median home value |
|---|---|---|---|---|---|
| 2018 | 4024 | 2277 | 78.8% | 3.7% | $195,000 |
CFPB Home Mortgage Disclosure Act records: every mortgage application reported by lenders for homes in this county. Approval rate is approved ÷ decided (withdrawn and incomplete files excluded). Investor share and home value are the median census tract.
Bedford County, Virginia
Bedford County's residential real estate market remains firm, supported by tight active inventory and sustained demand for both suburban Forest properties and recreational waterfront homes along Smith Mountain Lake. Sale prices continue to register single-digit annual gains while median days on market indicate balanced, steady absorption. Limited listings keep pricing power tilted in favor of sellers despite broader mortgage interest rate pressures.
No ARED distress-ledger coverage for this county yet — the foreclosure ingest rotates the national county directory, and filings appear here once the county's posted notices are read. Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Select a city to expand its ZIP intel reports beneath · 10 cities · 15 ZIP reports
Median prices moved down 0.1% year over year.
Homes spend a median of 58 days on market with 0.1 months of supply — a fast-moving market.
0% of listings have cut prices · homes sell at 67.84% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.2% · poverty 7.4% — a stable, low-distress profile.
ACS 2024 5-year estimates. Aggregate published statistics for this county — never individual records, and never an attribute of any individual property or resident.
Deterministic aggregate of 11 researched ZIP reports of 15 — sales_count-weighted (population fallback); per point, children lacking the value or its weight are excluded. Tax rates, sentiment and context notes are tier-native and never roll.
Bedford County, Virginia — researched county-level history with a deterministic 1 / 3 / 5-year projection
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
No researched properties in this county yet — the property base layer populates as property research runs, and each property feeds its ZIP's roll-up.
researched Sep 20
researched Sep 16
researched Sep 16
researched Sep 16
researched Sep 17
researched Sep 16
researched Sep 20
researched Sep 20
researched Sep 20
researched Sep 20
| 24101 | Hardy | $249,625 | $137 | -0.5% | 18 | 98.2% | 25% | 1.6 | 622 | $995 | researched Sep 20 |
| 24104 | Huddleston | $259,000 | $163 | -3.5% | 25 | — | — | 2.7 | 638 | $883 | researched Sep 16 |
| 24121 | Moneta | $269,900 | $163 | -3.5% | 25 | 97.9% | — | 2.7 | 638 | $1,178 | researched Sep 16 |
| 24122 | Montvale | $258,745 | $163 | -3.5% | 25 | 100% | — | — | 638 | $1,495 | researched Sep 16 |
| 24174 | Thaxton | $244,950 | $269 | -2.1% | 45 | 98.5% | 15% | 4.2 | 12 | $474 | researched Sep 17 |
| 24176 | Union Hall | $249,100 | $137 | 0% | 45 | — | — | — | 611 | $1,200 | researched Sep 16 |
| 24523 | Bedford | $379,995 | $162 | 0% | 56 | 100% | — | — | 204 | $810 | researched Sep 20 |
| 24526 | Big Island | $259,000 | $163 | -3.5% | 25 | 98.3% | 30.1% | 2 | 286 | $809 | researched Sep 20 |
| 24536 | Clifford (Unincorporated) | $299,000 | $163 | +12.3% | 25 | 99% | — | 2.7 | 286 | $1,117 | researched Sep 20 |
| 24550 | Evington | $305,000 | $180 | +1.7% | 21 | 98.3% | 11.2% | 2.7 | 645 | $838 | researched Sep 20 |
Figures are each ZIP report's own latest research — the county roll-up aggregates them sales_count-weighted (population fallback); ZIPs cycle quarterly.
Bedford County experiences notably lower violent and property crime rates compared to both Virginia and national benchmarks. Sheriff's Office reports indicate stable incident rates with rural community policing keeping major crimes low relative to nearby independent urban centers like Lynchburg and Roanoke.
Bedford County Public Schools serves the jurisdiction with generally solid academic ratings, highlighted by Forest-area schools like Forest Middle and Jefferson Forest High achieving above-average state testing outcomes. Regional families frequently target eastern county feeder patterns adjoining the Lynchburg border.
Severe weather hazards are driven by localized stream and river flooding around the James and Roanoke River basins and shoreline tracts near Smith Mountain Lake. Wildfire risk is modest but present in high-slope forested areas along the Blue Ridge, while wind and severe thunderstorm insurance exposures remain moderate across the Piedmont terrain.
Economic expansion is anchored by steady growth in manufacturing, agricultural technology, and services, paired with affluent suburban residential growth around Forest and vacation/retirement influx at Smith Mountain Lake. Infrastructure investments target regional highway upgrades and broadband expansion into rural county sectors.
Bedford County assesses real property at 100% fair market value under the Commissioner of the Revenue. The real estate tax base rate is approximately $0.68 per $100 assessed value, supplemented by town-level rates inside the Town of Bedford. Relief programs are provided for elderly, disabled, and qualifying agricultural land use.
Bedford County maintains a relatively tight rental footprint dominated by single-family houses and vacation waterfront units around Smith Mountain Lake. Long-term multi-family availability is centered near the Town of Bedford and the suburban Route 221 corridor near Forest.
Bedford County's economic base blends light manufacturing, defense and technology contractors, agricultural production, and healthcare. Its strategic placement along US-460 between the Roanoke and Lynchburg metropolitan areas fosters cross-commuting and commercial distribution activities.
Primary east-west mobility is provided by US Route 460 and State Route 221 connecting Bedford to Lynchburg and Roanoke, while State Route 122 links north-south across the county toward Smith Mountain Lake. Commuters are almost entirely automobile-dependent with minimal rural transit connectivity.
County planning emphasizes clustered commercial and higher-density residential growth within designated Urban Development Areas such as Forest and the Town of Bedford, while preserving agricultural conservation tracts throughout the rural valleys.
The Bedford County Commissioner of the Revenue and Assessor's Office conduct periodic real property reassessments at 100% fair market value pursuant to the Code of Virginia. Valuations track current arm's-length sales and construction costs with regular cyclical countywide reassessments.
Bedford County encompasses the incorporated Town of Bedford as a sub-jurisdiction with its own municipal taxation, alongside special service districts for public water and sewer managed by the Bedford Regional Water Authority.
Virginia's homeowners insurance environment remains relatively stable compared to coastal states, though properties adjoining Smith Mountain Lake or low-lying floodplains face elevated flood insurance costs and stricter underwriting standards.
- Splash Valley4.429.3 mi
- Sky Zone Trampoline Park4.127.3 mi
- Green Ridge Recreation Center4.429.3 mi
- Chuck E. Cheese4.228.1 mi
- FunQuest Family Entertainment Center4.516.5 mi
- Berglund Center425.7 mi
- Williams Stadium4.717.6 mi
- Golden Corral Buffet & Grill4.427.5 mi
- Vines Center4.617.2 mi
- Taubman Museum of Art4.725.8 mi
- National D-Day Memorial4.96.5 mi
- Thomas Jefferson's Poplar Forest4.713 mi
- Layman Family Farms - Virginia's #1 Tulip & Pumpkin Farm4.317.1 mi
- Apple Orchard Falls Trailhead4.717.8 mi
- Regal River Ridge4.117.7 mi
- Natural Bridge State Park4.826.2 mi
- National D-Day Memorial4.96.5 mi
- Virginia Museum of Transportation4.726.2 mi
- Black Dog Salvage - Main Showroom4.727.3 mi
- Thomas Jefferson's Poplar Forest4.713 mi
- Smith Mountain Lake State Park4.713.1 mi
- National D-Day Memorial4.96.5 mi
- Sharp Top Trail4.915.2 mi
- Apple Orchard Falls Trailhead4.717.8 mi
- Smith Mountain Lake Beach4.513.4 mi
- Drifter's4.312.2 mi
- Mitchell's Point Marina4.714.1 mi
- Magnum Point Marina & Restaurant4.521.2 mi
- Gills Creek Marina & Lodge4.717.8 mi
- Goodhue Boat Company, Blackwater4.516.2 mi
- Poplar Forest Golf Course4.112.8 mi
- Mariners Landing Country Club3.612.2 mi
- Copper Cove Golf Club416.1 mi
- Colonial Hills Golf Club4.314 mi
- River Ridge3.917.8 mi
- The Fresh Market4.516.9 mi
- T.J. Maxx4.317.8 mi
- Ross Dress for Less4.216.4 mi
- Kohl's4.216.4 mi
- Roanoke-Blacksburg Airport4.227.9 mi
- Lynchburg Regional Airport4.215.6 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
The amenity base that shapes daily life and property demand in this county — what residents actually live with, and what the pipeline is adding.
Spans over 1,100 acres along the northern shores of Smith Mountain Lake in southern Bedford County. It offers public beach access, boat launches, miles of multi-use hiking trails, and camping, serving as a premier regional recreational draw.
Located in the Town of Bedford, this major landmark honors the Allied forces of D-Day and commemorates the disproportionately high casualty toll borne by the local 'Bedford Boys'. The memorial draws hundreds of thousands of heritage tourists annually.
A scenic parkway destination along the northern border of Bedford County featuring Sharp Top, Flat Top, and Harkening Hill peaks, complete with an alpine lake, lodge, and visitor amenities.
A 150-acre county facility providing disc golf courses, a skate park, extensive mountain bike trail loops, and athletic fields directly serving local residents and hosting regional sporting competitions.
Retrieved via Census Bureau QuickFacts and ACS Profile tables for Bedford County (county-level FIPS 51019).